Apex Real Estate Services · DRE #01422904 · CCIM-Led
Hemet, CA · (951) 977-3251
Office, retail, industrial, and land brokerage in Palm Springs — from the Uptown Design District on North Palm Canyon Drive to the airport corridor — backed by CCIM-level underwriting and CoStar-sourced Coachella Valley market data. Tenant, landlord, buyer, and seller representation on every commercial property type the city trades.
Apex Real Estate Services, a CCIM-led commercial brokerage headquartered in Hemet, handles commercial real estate in Palm Springs and across the Coachella Valley. Associate Broker Robert Mendieta Jr., CCIM (DRE #01422904) represents owners, investors, and tenants in office, retail, industrial, and land transactions — including Apex’s current office listing at 1276 N Palm Canyon Drive.
If you are searching commercial real estate in Palm Springs, CA — for lease or for sale — Apex works the full CA-111 corridor from the Uptown Design District through the downtown core to the airport district, plus Cathedral City, Rancho Mirage, Palm Desert, La Quinta, Indio, and Coachella. The firm pairs on-the-ground brokerage with published research: the quarterly Coachella Valley Commercial — Market Pulse report (current edition Q3 2026) covers Palm Springs office through valley-floor retail.
Highway 111 enters the Coachella Valley at Palm Springs, where it runs as Palm Canyon Drive — the commercial spine that then strings together the retail and office cores of Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, and Indio. Interstate 10 is the valley’s freight artery, tying Palm Springs commercial real estate to the Inland Empire’s logistics network. Within the city, four corridors do most of the commercial work.
North Palm Canyon Drive is Palm Springs’ design, gallery, and boutique professional-services corridor. The October 2024 opening of Thompson Palm Springs at 414 N Palm Canyon added 168 rooms, more than 20,000 SF of event space, and 30,000+ SF of new ground-level retail directly on the corridor, with storefronts still leasing into 2026, per Hyatt’s opening announcement. Apex’s own office listing sits farther north at 1276 N Palm Canyon Drive, in a ±19,126 SF Class B professional building anchored by established medical, legal, accounting, and real-estate tenants, per the Apex listing.
South Palm Canyon Drive around Tahquitz Canyon Way carries the city’s resort retail, dining, and VillageFest foot traffic. The customer base is unusually well-funded: lodging captured $878 million (47%) and food and beverage $456 million (24%) of the city’s 2024 visitor spending, per Tourism Economics — and roughly $5.1 million of visitor spending lands in Palm Springs every single day.
East along Tahquitz Canyon Way toward El Cielo Road, the airport district serves flight-driven demand. Palm Springs International Airport closed 2025 with an all-time record 3.3 million passengers, up 2.4% over 2024, with five all-time monthly records — March 2025 alone moved roughly 500,000 travelers, the busiest month in airport history, per the airport’s January 2026 release. From the N Palm Canyon corridor, the airport and the I-10 Palm Springs interchange are each about 3 miles, per Apex’s listing brochure.
The city is advancing a $125 million modernization of the Palm Springs Convention Center with Oak View Group — construction slated to begin November 2026, completion projected for March 2029 — alongside a “convention center district” plan connecting the facility to downtown, per the City of Palm Springs. The City Council also upheld approval of a seven-story hotel and nine-story residential development near the Convention Center, among the tallest projects entitled in the city, per The Palm Springs Post. Nearby, the $405 million College of the Desert Palm Springs campus is under construction on the former Palm Springs Mall site, sized for 3,000 students with culinary and hospitality programs, targeted for completion in fall 2027, per Visit Greater Palm Springs.
Beyond the city line, the mid-valley adds its own demand: El Paseo in Palm Desert is the valley’s luxury retail street; Cathedral City’s East Palm Canyon and Perez Road corridor is the valley’s auto row and service-commercial district; Acrisure Arena — an 11,000-seat venue (capacity per Acrisure Arena) opened in December 2022 at the valley’s geographic center in Thousand Palms — anchors a year-round events calendar; and Cotino, the first Storyliving by Disney community, is building out in Rancho Mirage. On the east end, the Coachella and Stagecoach festivals generate roughly $700 million in combined annual economic output, per the Office of the Governor of California (April 2026).
Palm Springs office demand is professional-services and healthcare-led rather than corporate-campus-led. The city’s median age of 58.5 — one of the oldest city profiles in California, per U.S. Census Bureau ACS data — underpins outsized demand for medical office, wellness, financial-advisory, and estate-planning space, and CoStar’s Q1 2026 Inland Empire report specifically flags an aging population driving demand for healthcare services and medically oriented real estate. Desert Regional Medical Center in Palm Springs and Eisenhower Health in neighboring Rancho Mirage anchor the valley’s medical-office ecosystem. For live pricing, Apex’s own suite at 1276 N Palm Canyon Drive asks $2.85/SF/month Modified Gross, per the Apex listing — a current benchmark for turn-key professional space on the corridor.
Palm Springs sits inside the Coachella Valley retail submarket — roughly 27.1 million SF across 2,182 buildings, 13.3% of the Inland Empire’s retail inventory and the IE’s second-largest retail submarket, per CoStar, Q1 2026. Valley-wide vacancy stands at 7.8% with 12-month net absorption of -250,371 SF, while asking rent of $2.22/SF/month is up 1.2% year over year. The typical valley retail building is just 12,425 SF — boutique storefront and neighborhood-center scale — and new supply is thin: 4 buildings totaling about 59,000 SF under construction, 26.1% pre-leased. Recent signings show the tenant depth: a 27,462 SF lease at Cathedral Village Shopping Center in Cathedral City (Q1 2026) and 21,878 SF at The Esplanade to Mayfield College (Q3 2025) ranked among the Inland Empire’s largest retail leases in those quarters, per CoStar.
The Coachella Valley is the Inland Empire’s small-bay industrial market: 1,065 buildings totaling about 17.66 million SF — 2.2% of IE industrial inventory — with an average existing building of only about 16,600 SF, per CoStar, Q1 2026. Scarcity shows up in pricing: the valley’s $1.42/SF/month asking rent is the highest of all 15 IE industrial submarkets (versus $1.05 in the Airport Area and $0.91 in Beaumont/Hemet), and rents slipped just 0.8% over 12 months, the second-best hold in the IE. Vacancy is 5.7% with positive 12-month net absorption of +286,627 SF while several core IE submarkets went negative — a 653,442 SF Amazon facility in the valley accounted for one of the IE’s largest single-building absorption events of Q1 2026 — and the pipeline is minimal at 3 buildings totaling about 66,000 SF, 58.1% pre-leased. The valley’s industrial base of logistics, date-agriculture processing, and renewables suppliers concentrates along I-10 in Thousand Palms, Indio, and Coachella.
| Coachella Valley Snapshot | Retail | Industrial |
|---|---|---|
| Inventory | ~27.1M SF · 2,182 buildings | ~17.66M SF · 1,065 buildings |
| Vacancy | 7.8% | 5.7% |
| Asking rent | $2.22/SF/Mo (+1.2% 12-mo) | $1.42/SF/Mo (-0.8% 12-mo) — #1 of 15 IE submarkets |
| 12-mo net absorption | -250,371 SF | +286,627 SF |
| 12-mo sales volume | $281.5M · 101 transactions | $84.1M · 52 transactions |
| Market cap rate | 6.5% | 6.1% |
| Market pricing | $289/SF | $249/SF |
A ±848 SF turn-key second-floor office condominium asking $2.85/SF/month Modified Gross (about $2,417 per month), term negotiable, sized for 3–7 people and available immediately, per the Apex listing. The ±19,126 SF Class B building (built 1989) offers 12-ft ceilings, 60 on-site parking stalls (40 surface, 20 covered), elevator service, and 24-hour access, with established medical, legal, accounting, and real-estate co-tenants.
Location metrics from the Apex brochure: Walk Score 60, Drive Score 90, about 5 minutes to downtown Palm Springs and 8 minutes to Palm Springs International Airport, with SunLine bus service on the corridor, direct access to CA-111, I-10 three miles away, and Ontario International Airport 80 miles out.
The City of Palm Springs counted 44,642 residents in the 2020 Census (roughly 45,500 estimated for 2026), with a median household income of $73,119 and per-capita income of $50,707, per U.S. Census Bureau QuickFacts and ACS data. The median age of 58.5 makes it one of the oldest city profiles in California — a durable tailwind for medical office, wellness, and professional-services space.
Tourism is the second engine. Greater Palm Springs welcomed 14.5 million visitors in 2024, generating $9.1 billion in total economic impact and $897 million in state and local tax revenue — tourism supports roughly one in four Coachella Valley jobs, per Tourism Economics for Visit Greater Palm Springs. The visitor base is high-spend: $612 in average daily travel-party spending, $4,345 per trip, and 7.1-day average stays, per the same study. Within the city limits, visitors spent about $1.87 billion in 2024, generating $2.4 billion in total economic impact, 11,343 jobs, and $252 million in state and local taxes, per Tourism Economics’ city-level report.
| Radius | Population | Median HH Income | Median Age | Employees |
|---|---|---|---|---|
| 1 mile | 10,354 | $77,239 | 61.2 | 10,100 |
| 3 miles | 45,495 | $73,370 | 55.5 | 41,229 |
| 5 miles | 86,683 | $74,557 | 50.5 | 75,691 |
Within the one-mile trade area around Apex’s N Palm Canyon listing, median household income is projected to grow 22% to $94,400 by 2029, and the largest employment sector is Management, Business, Science and Arts at 4,142 workers, per the Apex listing brochure — the profile of a corridor that supports design retail, galleries, and professional suites.
Investor liquidity in the valley is real. Trailing-12-month Coachella Valley retail sales totaled $281.5 million across 101 transactions — the most transactions of any Inland Empire retail submarket — at a 6.5% market cap rate and $289/SF market pricing, per CoStar, Q1 2026. Industrial traded $84.1 million across 52 transactions at a 6.1% market cap rate and $249/SF, the highest cap rate among major IE submarkets versus 4.7–5.0% in the core IE — a meaningful yield premium for buyers willing to work a smaller-bay market.
Institutional capital is already active: The Pavilion at La Quinta, a 92,345 SF Highway 111 center built in 2023, sold in June 2025 for $31.1 million — buyer Nuveen, seller InvenTrust Properties — per CoStar.
A defining Palm Springs nuance: roughly half the city sits on the Agua Caliente Band of Cahuilla Indians’ checkerboard reservation, so many commercial properties are held on long-term Indian land leases rather than fee-simple title. Lease-versus-fee status changes the underwriting — financing terms, remaining lease term, and exit value all move with it. It is exactly the kind of local diligence a Coachella Valley broker should put on the table in the first conversation, not after an offer is written.
Before you underwrite, brush up on cap rates, NNN structures, and CAM in the Apex commercial real estate glossary and the guide to types of commercial leases.
Robert Mendieta Jr., CCIM — Associate Broker, CA DRE #01422904 — leads every Apex assignment. The Certified Commercial Investment Member designation is a graduate-level credential in investment analysis, market analysis, and financial modeling, which means your Palm Springs transaction gets underwritten, not just marketed. Joseph Lombera, Commercial Agent and CMO (DRE #01971957), supports marketing and buyer and tenant outreach.
What that looks like in practice for commercial property in Palm Springs:
The best broker for you is one holding current market data and investment-level credentials. Apex Real Estate Services is a CCIM-led commercial brokerage actively working in Palm Springs — Associate Broker Robert Mendieta Jr., CCIM (DRE #01422904) leads office, retail, industrial, and land assignments across the Coachella Valley, and Apex carries a current office listing at 1276 N Palm Canyon Drive.
Valley-wide, CoStar’s Q1 2026 data puts Coachella Valley retail asking rent at $2.22 per SF per month and industrial at $1.42 per SF per month — the highest industrial rate of all 15 Inland Empire submarkets. As a live Palm Springs datapoint, Apex’s office suite at 1276 N Palm Canyon Drive asks $2.85 per SF per month Modified Gross. Corridor, condition, and lease structure move rates significantly.
Some of it is. Roughly half of Palm Springs sits on the Agua Caliente Band of Cahuilla Indians’ checkerboard reservation, so many commercial properties are held on long-term Indian land leases rather than fee-simple land. Lease-versus-fee status materially affects financing, valuation, and underwriting — confirm it at the start of due diligence, not the end.
Tourism and public investment. Visitors spent about $1.87 billion in the city in 2024, generating $2.4 billion in total economic impact and 11,343 jobs, per Tourism Economics. Palm Springs International Airport set a record 3.3 million passengers in 2025. A $405 million College of the Desert campus (targeted for fall 2027, per Visit Greater Palm Springs) and a $125 million convention center modernization (per the City of Palm Springs) are both underway, and CoStar’s Q1 2026 report notes an aging population driving demand for medically oriented real estate.
Yes — Apex represents buyers and sellers as well as tenants and landlords. Investor context from CoStar, Q1 2026: trailing-12-month Coachella Valley retail sales totaled $281.5 million across 101 transactions at a 6.5% market cap rate, and industrial sales totaled $84.1 million across 52 transactions at a 6.1% cap rate. Apex also prepares broker opinions of value for owners weighing a sale.
Start with Apex’s current for-lease inventory, then call Robert Mendieta Jr., CCIM at (951) 977-3251 with your size, budget, and timing. Apex runs CoStar-backed availability searches across Palm Springs office, retail space, and industrial space — including options that never reach the public portals — and represents tenants through tour, letter of intent, and lease negotiation.
Tell us what you are trying to do — lease a storefront on Palm Canyon, place a medical suite near Desert Regional, buy a Highway 111 center, or value what you already own. You will get a CCIM-led read on the market, not a form response.
Free consult · No obligation · Coachella Valley and Inland Empire coverage · Office: 3750 E. Florida Ave Suite A, Hemet, CA 92544
Apex Real Estate Services · 3750 E. Florida Ave Suite A, Hemet, CA 92544 · Robert Mendieta Jr., CCIM, Associate Broker, CA DRE #01422904 · (951) 977-3251 · Joseph Lombera, Commercial Agent + CMO, CA DRE #01971957. Reviewed by Robert Mendieta Jr., CCIM (DRE #01422904). Last updated: August 19, 2026. Market figures are valley-wide Coachella Valley submarket data per CoStar, Q1 2026 (data as of 4/1/2026); tourism figures per Tourism Economics for Visit Greater Palm Springs (CY2024); demographics per the U.S. Census Bureau and the Apex listing brochure for 1276 N Palm Canyon Dr, Suite 211. Information deemed reliable but not guaranteed; verify all figures independently before transacting.
